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    Improved Recreational Land with Shop Title is generated by Realmo AI

    18144 Shaw Road, Saucier, MS 39574

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    Claim this Listing
    For Sale
    $340,000

    LAND - Saucier, MS

    Property size:
    2,478 SF
    Lot size:
    3.00 Acres
    Price / SF:
    $137/SF
    Added:
    Jan 6, 2026
    Days on Market:
    150
    Last Refresh:
    Jun 5 at 1:06 pm

    Property Features for 18144 Shaw Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    0605e-01-003.004
    Lot size
    3.00 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Description
    3 AC(C) BEG 459.5 FT W OF SE COR OF NW1/4 OF SW1/4 OF SEC 2 W 661.9 FT TO E MAR OF SHAW RD NLY ALONG 198.7 FT E 654.6 FT S 198.5 FT TO POB PART OF NW1/4 OF SW1/4 SEC 2-6-12
    Tax Annual Amount
    562

    Utilities

    Sewer type
    Septic Tank
    Water source
    Private
    Water front
    1

    We can help!

    Listing Contact
    Sherry Hill

    Listing agent Sherry Hill License #S54653

    Listing office eXp Realty 2059 E Pass Rd., Ste17, Biloxi, MS

    Listing date Jan 6, 2026

    MLS# 4135163 Listing URL

    Copyright © 2026 MLS United. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Expansive 2,478 sq ft shop with full bathroom, office, washer/dryer space, loft storage, roll‑up doors, and covered patios.
    • Entertaining building with insulated room, two wheelchair accessible bathrooms, enclosed outdoor shower, storage, electric service, and dedicated septic system.
    • 3‑acre property with ample room for a future homesite.
    • Camper/RV hookups with private water, septic, and electrical amperage for two locations.
    • Two separate septic systems (one for the shop and one for the entertaining building).
    • Mature trees, ornate fencing, and a natural spring.

    Overview

    This improved 3-acre property includes a dedicated entertaining building at the front of the site. The space features an insulated room for year-round comfort, two wheelchair accessible bathrooms, an enclosed outdoor shower, storage, electric service, and its own dedicated septic system. A separate, expanded shop sits further into the property and is approximately 2,478 square feet under roof. Originally built as a pole barn, it has been enlarged over time and includes a full bathroom, office area, washer/dryer space, and loft storage, with roll-up doors plus covered patios and equipment parking. A working air compressor remains, and the shop is served by a separate septic system.

    The grounds include camper/RV hookups positioned for two locations, with private water and septic and electrical amperage for both sites (buyer to verify permitted use). The property is fenced, includes mature trees for shade, and has a natural spring along the northeast corner.

    With a mix of purpose-built gathering space and functional workshop utility, the site can suit buyers looking for flexible on-site improvements alongside space for a future homesite. Because the property is located in a residential area, buyers should verify zoning, permitted uses, and any applicable restrictions prior to closing.

    Local Financial Insights For Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $34.8k $14.04
    − Vacancy −$3.0k −$1.19
    EGI $31.8k $12.85
    − OpEx −$9.6k −$3.85
    NOI $22.3k $8.99
    2,478 SF · lease $14.04/SF/yr · vacancy 8.50% · expense 30.00%

    Alternative Uses

    Best Use
    Retail
    $318.3K
    $278.6K – $371.4K (±1% cap)
    NOI $22,284 @ 7.0% cap · market cap 6.55%
    Second Best
    Industrial
    $176.9K
    $154.8K – $206.3K (±1% cap)
    NOI $12,380 @ 7.0% cap · market cap 3.64%
    Theoretical Best
    Healthcare Medical
    $399.2K
    $349.3K – $465.7K (±1% cap)
    NOI $27,944 @ 7.0% cap · market cap 8.22%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Wedding venues

    Suggested Use

    Restaurant Kitchen & Bath Showroom Bar & Pub Electrical Service Computer & Electronic Repair

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Saucier
    County
    Harrison
    State
    Mississippi
    Longitude
    -89.169564
    Latitude
    30.547802

    FAQs

    What type of property is this?
    Wedding venue - Three-acre property with an insulated entertainment building, sizable shop, and RV hookups set in a fenced residential setting.
    Where is this wedding venue located?
    The property is located at 18144 Shaw Road Saucier, MS.
    What is the asking price?
    The asking price for this property is $340,000.
    What are key features of this property?
    This property features: Expansive 2,478 sq ft shop with full bathroom, office, washer/dryer space, loft storage, roll‑up doors, and covered patios.; Entertaining building with insulated room, two wheelchair accessible bathrooms, enclosed outdoor shower, storage, electric service, and dedicated septic system.; 3‑acre property with ample room for a future homesite.
    (228) 860-0139
    We can help!
    Listing Contact
    Sherry Hill
    Real Estate License ID: S54653
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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